Backyard garden wall cracks, widening of movement joint, what to do next

[RKK 81]

Hi all, 

I would be grateful for your suggestion, advice and guidance.

To start with, we moved in this house 4 years back which is just over a 10 year old property. 

We noticed widening of movement joint last year September. We reported to the builder but they replied that its for purpose and don't need to do anything. 

Last week, I noticed widening of the movement joint and stepped cracks in the wall, extending from lower end of the movement joint. 

We contacted NHBC and they apologised by saying that the home warranty ended in mid Dec 24. 

My concerns are,

a) what is the significance of these crack, definitely much more than 3mm gap

b) should i contact our insurance company to help? how it will affect our premium and property value in the future?

c) the reason for these changes, ?there as 2 well growing neighbour's willow trees within 5-8 meters ?structural issue during construction as its only 10 years old house 

d) neighbour is not helpful as they are not planning to prune them even after 3 years 

e) do we have any legal right to ask our builder who told us no action needed and the crack worsened

 

Thanks in advance

A worried house owner 

[Mr Punter]

Willows are very high water users and if you are on shrinkable clay soil it can dry out and cause the foundations and walls to move and crack.  Talk to your neighbour and perhaps look at getting legal advice.

[RKK 81]

I am going to talk to our neighbour. 

Should I contact our insurance ? I am a bit worried how it will affect our future premium and resale value. 

Do i need to book a surveyor assessment before getting a legal advice? 

I am very new to the UK system and had never legal issues in past.

Thank you  

[Mr Punter]

Before you talk to your neighbour, work out what you are after.  Let them see the wall damage and let them know that you think it may be due to their tree.  If all goes well you could suggest that the trees are removed.  You will need to listen to what they say and gauge their response.  If they are hostile, just be polite and seek further advice.

[George]

If the walls are in-plane vertical then I'd be inclined to reapply sealant, repoint the crack and put a crack monitor on to see if it's seasonal or worsening.

 

Most of the movement has been taken in the MJ and if it were just that it really wouldn't be much of an issue. But for some reason it stops two courses above ground level.

 

 

[Temp]

The gaps are wider at the top than the bottom. So either...

 

a) The area where the cracks are has risen or

b) One side of the crack or both has sunk.

 

Where are the trees in relation to the wall? Removing trees can sometimes be as bad as leaving them. Its not unusual for builders to skimp a bit on  the foundations for garden wall, although the existence of a  expansion gap suggests the builder has some knowledge or can follow plans.

 

After 10 years I doubt you have any call on the builder or NHBC.

 

I'd take @George's advice.